Model valuation£417,0008 Busby Close
Local market context
Combe Hill House, Brassknocker Hill, Monkton Combe, Bath, BA2 7HU
3 sales on record10 planning records
Estimated value
£2,217,000
- Since the 2020 sale (£3,400,000)-35%
- Against BA2 7HU's recent median (£422,500)+425%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Floor area
83 m²
891 sq ft
Energy rating
E
Score 45
Council tax
Band H
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£2,217,000
- Against its 2020 sale (£3,400,000)-35%
- Against BA2 7HU's recent median (£422,500)+425%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Combe Hill House is modelled from its 83 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA2 7HU. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
83 m² from the EPC lodged in August 2010
Sales of this home
3 sales recorded, the latest in 2020
Recent sales in BA2 7HU
4 sales, median £422,500 (2022–2012)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 10 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Combe Hill House saw 3 transfers in just over a decade — high turnover for the postcode.
Sales timeline
16 July 2020Most recent
£3,400,000
+47.8%over 6 years10 January 2014
£2,300,000
+9.5%over 2 years29 September 2011
£2,100,000
Median price across the last 4 sales in BA2 7HU: £422,500 (2022–2012).
What this page doesn't show
1 potential issue has already been flagged for Combe Hill House, Brassknocker Hill, Monkton Combe, Bath, BA2 7HU. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About Combe Hill House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Combe Hill House is a five-bedroom detached house in Monkton Combe, Bath, Bath (BA2 7HU). It has a recorded floor area of 83 m² (around 891 sq ft), construction records dating it to before 1900 and council tax band H. The latest certificate (August 2010) shows an E (score 45), well below the UK norm with real room to improve. When first surveyed in August 2010 the rating was F, the property has climbed 1 band since. Between certificates, lighting dropped from Poor to Very Poor. The latest certificate is from August 2010, so improvements made since then won't be reflected.
Across 2011–2020, sale prices on this property compounded at 5.6% per year. Today's modelled estimate of £2,217,000 is 34.8% below the 2020 sale of £3,400,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. 10 planning records sit against the property, 2 approved, 1 refused. Past consents include new windows, an extension and a conservatory, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. At 83 m² it's 17.6% smaller than the typical home in the postcode (100 m² median across 3 EPCs). Most recent transfer: July 2020 at £3,400,000.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms5
Before you decide
Everything you need to know about Combe Hill House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Combe Hill House's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Aug 2020
Current Certificate(1 of 2)
Aug 2010
EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
6.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 12 August 2020
Property Improvements
Changes detected from historical EPC data
Aug 2010from Aug 2010
EPC improved fromF36toE45
Heating Controls
Prog + TRVsProg + Stat
Heating controls upgraded for better temperature management
Roof Insulation
PartialInsulated
Roof insulation improved
Low Energy Lighting
20%0%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against Combe Hill House, Brassknocker Hill, Monkton Combe, Bath, BA2 7HU, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
10 applications on record at Combe Hill House, Brassknocker Hill, Monkton Combe, Bath, BA2 7HU
10decisions2extensions119documents6nearby
Flagged:DemolitionListed building
- Dec 2016ConservatoryHeritageOutcome in report
External alteration for the erection of a conservatory following demolition of existing lean-to within courtyard area
ExtensionDemolition- Documents
- 16 docs on file
- Reference
- 16/05299/LBA
- More recent applications — locked
- RenovationJul 2025Decision
- RenovationJul 2025Decision
+ 7 more applications in the report
Unlock Combe Hill House, Brassknocker Hill, Monkton Combe, Bath, BA2 7HU's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (10 on record)
- All 10 applications on this property in full, plus 6 notable nearby
- The 119 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Brassknocker Hill homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Combe Hill House is notably below the street on floor area.
EPC Rating
45 (E)
Street avg 51 (E)
Floor Area
83 m²
Street avg 115 m²
CO₂ Emissions
6.2 t/year
Street avg 6.4 t/year
Habitable Rooms
3 rooms
Street avg 5 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Bath district page.
Crime
393/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Brassknocker Hill — bus stop.
Closest school
0.8 km
Ralph Allen School. 7 schools nearby.
Nearest schools
- Ralph Allen SchoolSecondary793m
- Combe Down CofE Primary SchoolPrimary2.0km
- Mulberry Park Educate Together Primary AcademyPrimary2.5km
- Winsley CoE VC Primary SchoolPrimary2.7km
Nearest stops
- Brassknocker HillBus stop342m
- Flatwoods RoadBus stop386m
- AqueductBus stop434m
- Viaduct HotelBus stop610m
Most reported crime locally
- Violence & Sexual Offences2,233 reports38%
- Anti-social Behaviour796 reports14%
- Shoplifting739 reports13%
- Public Order502 reports9%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC EPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,945 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.1m
1 Claverton Drive, Claverton Down
BA2 7AJ
5 bed
£1.2m
1 Cliffe Drive, Limpley Stoke
BA2 7FY
4 bed
£985k
1 Green Lane, Hinton Charterhouse
BA2 7TL
6 bed
£750k
1 Brassknocker Hill Cottages, Brassknocker Hill, Monkton Combe
BA2 7HU
4 bed
£600k
1 High Street, Norton St Philip
BA2 7LH
4 bed2 bath
£560k
1 Avon Heights, Avonpark, Limpley Stoke
BA2 7JR
4 bed2 bath
£1.0m
1 Croft Cottages, Combe Hay
BA2 7EG
3 bed
1 Ferry Lane, Claverton
BA2 7PX
4 bed
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Combe Hill House is modelled from its 83 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA2 7HU. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 3 sales are recorded for Combe Hill House. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for Combe Hill House was lodged in August 2010 at band E and expired in August 2020, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 10 applications are matched to Combe Hill House. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 7 schools and 30 stops listed are measured in a straight line from BA2 7HU, not by walking route.
- Council tax band
- Combe Hill House is in council tax band H. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about Combe Hill House, Brassknocker Hill, Monkton Combe, Bath, BA2 7HU. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in BA2 7HUSold prices, values and energy ratings for the postcode
- BA 2 property marketPrices, postcodes, schools and transport across the district
- Combe Hill House, Brassknocker Hill, Monkton Combe, Bath valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales